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Dillon Real Estate writes:
10. Consolidate holdings into larger properties. Most long-term real estate investors find that they reach the point where their management responsibilities and duties no longer conform to the lifestyle that they can afford. They decide to simplify their lives and hire professional property managers to deal with tenants, turnover, toilets, and trash. But finding and paying for a qualified property manager for a diversified portfolio of small rental properties isn’t easy or cost-effective.

“In our experience, successful real estate investors tend to be savvy, hard working, conscientious individuals who enthusiastically perform comprehensive due diligence before buying a property,” says Tyson. “They don’t reinvent the wheel with each deal, because they know their market niche, personal skills, and available resources. They have a vision and use their tried-and-true game plan for each property. “If you develop these skills, you can uncover unique properties with value-added potential that are often missed by others
Added on Apr. 26 2009
Dillon Real Estate writes:
4. Buy the right property at the best price possible. Sounds like a no-brainer, especially in the current environment, right? Unfortunately, it’s often easier said than done. To be successful, you’ll have to follow certain guidelines. Get-rich-right investors rarely buy new or fully renovated properties unless they’re in the path of progress or a prime location. Why? Because the value-added or appreciation has already been taken by the current owner.
5. Don’t fall into the do-it-yourself trap if the “time” factor doesn’t make sense. Yes, doing the work yourself may be cheaper if you know what you’re doing. But it makes no sense to have a rental property off the market for three weeks while you spend evenings and weekends painting in a misguided attempt to save the $1,000 that a contractor would charge for painting that would take two days.
6. Keep abreast of market rents. One of the biggest challenges for most rental property owners is determining the proper rent to charge tenants for newly renovated rental units. But finding the right rental rate simply requires some homework and research. The best indications of the market value of your renovated property can be found through a market survey of comparable properties.
7. Recover renovation dollars through refinancing. A key element of the get-rich-right strategy is to keep your capital working and use leverage reasonably while maintaining sufficient equity to weather the ups and downs of local real estate cycles. Acquiring and renovating your rental property required cash, but you also have increased the income, which has created additional value. You can now use this increased value to refinance the property to cover your initial costs. While you should avoid borrowing too much and overleveraging your investments, you also don’t want to be too conservative and underestimate your cash needs. Borrow extra money or have an untapped line of credit available to allow for reserves.
8. Reposition property with better tenants. One of the best ways to increase the income and value of your newly renovated real estate investment is to reposition the property with new, more financially qualified tenants. Look to upgrade your tenants by marketing to a new target tenant profile and re-leasing the property. After all, the current tenants may be the reason that the previous owner sold the property.
9. Refinance or sell and defer again. Notwithstanding the decline in property values in most areas in the late-2000s, long-term rental property owners find that they have a considerable amount of equity tied up in their property because of the appreciation that has occurred over the decades throughout much of the country. Having some equity in the property is good and keeps you from faltering should the local real estate economics take a hit, but too much equity just sitting in a property lowers your overall returns.
Added on Apr. 26 2009
Dillon Real Estate writes:
here’s no question that America is in a tight spot. Every day seems to bring a new wave of recession-related bad news. But stop panicking for a second, tune out the negative chatter, and listen closely. The recent financial and housing crises have actually led to some serious opportunities for level-headed investors who want to get rich the right way rather than get rich quickly.

“The grand irony is that the financial and housing collapses actually create a favorable environment for real estate investing,” says Tyson, coauthor along with Griswold of Real Estate Investing For Dummies®, 2nd Edition. “Interest rates are down, property values are depressed in many parts of the country, and real estate is still a great long-term investment. That hasn’t changed. “It’s not for everyone, but if you’re in the right place financially and can afford to invest in real estate, there are plenty of opportunities out there,” he adds.

“Our core advice is as true today as it was before the recession,” says Tyson. “The fact is, there’s a right way and a wrong way to invest in real estate. The wrong way led to the recent real estate crisis. The right way can lead to great financial gains for long-term investors.”

Here, excerpted from Real Estate Investing For Dummies, are 10 methods for pursuing a real estate fortune the get-rich-right way:

1. Save, save, save. All real estate investors need a nest egg. That means even as you develop additional sources of income, you should hold steady on or preferably even cut current expenses in order to build up your savings. Even if you can find properties where the seller provides all the financing, you can’t escape certain out-of-pocket expenses or the opportunity cost of lost income as you expend your time and energy tracking down properties and performing due diligence.
2. Get your credit sparkling clean. The best opportunities and the most options are available to the real estate investors who have both cash and good credit. Sellers and lenders aren’t going to provide financing to a buyer with a poor credit history. Because the purchase of real estate virtually always necessitates the borrowing of funds, make sure that your credit report is as accurate and as favorable as possible.
3. Buy property in the path of progress. It’s usually a good idea to buy in areas that will continue to improve through new investment and economic activity. After you locate the best cities or neighborhoods, look for two types of underachieving real estate assets: Income properties that are tired and worn and have deferred maintenance, or those that are physically sound but poorly managed.
Added on Apr. 26 2009
Dillon Real Estate writes:
Mrs. Astor even hired a public relations firm to give the news media regular updates about the case, a move that Mr. Lipsig objected to fiercely.

“The thing that stunned me was that how, so early on, Brooke knew the value of publicity and how to manipulate the press,” said Frances Kiernan, author of the biography “The Last Mrs. Astor.”

Louis Auchincloss, a lawyer and a longtime friend of Mrs. Astor’s, said there was little doubt that Vincent was mentally competent in his final years.

“He was smart as a whip,” said Mr. Auchincloss, 91. “He was a very disagreeable man, but he was smart; very hard to get along with, but he had a perfectly good mind.”

Mrs. Astor ended up paying John Jacob $250,000 to settle the case, an amount, Mr. Auchincloss said, that would have been less than the lawyers’ fees if the case had gone to trial
Added on Apr. 26 2009
Dillon Real Estate writes:
On July 14, 1959, John Jacob’s lawyer, Harry H. Lipsig, filed a petition in surrogate’s court in Poughkeepsie, N.Y., claiming that Vincent’s will was not valid because he “was suffering from senility and was lacking in testamentary capacity” when he signed the will. He was tricked into signing the will, Mr. Lipsig wrote, by Mrs. Astor and the administrators of the estate, Luke B. Lockwood and Allan W. Betts.

Mr. Lipsig argued that Mrs. Astor had conspired to access Vincent’s fortune even before she married him in 1953. He suggested in a court filing that “Vincent Astor was drunk almost every afternoon for several years prior to his death,” and that he had reason to believe “that persons were taking advantage of him on many occasions.”

After 1939, Vincent changed his will or entered amendments 26 times, and John Jacob received nothing in any of them, according to an affidavit filed by William S. Gaud, the lawyer for the administrators of the estate. Mrs. Astor, during a pretrial hearing, offered the reason she believed John Jacob was left out of the will.

Vincent “had nothing but contempt for him,” she said. “He thought he was the most useless, worthless member of society and he despised him because he was a slacker and a draft evader.”

She said her husband “winced when he saw the name Astor dragged through the papers.
Added on Apr. 26 2009
Dillon Real Estate writes:


Commercial real estate brokerage and auctioneer Sheldon Good & Co. announced Friday that its nine operating entities had sought Chapter 11 bankruptcy protection and blamed the move on "improper actions" taken by its former chairman, Steven Good.

After Steven Good's Jan. 5 suicide, "debtors discovered that Mr. Good, without authority, had withdrawn substantial monies from the debtors' operating accounts, calling it compensation, which left the debtor without reserves in the most difficult economic climate we have experienced in 20 years," company President Alan Kravets said in an affidavit included in the bankruptcy filing. "The decrease in operating capital created by Steven Good's misappropriation of monies magnified the effects of the current economic downturn and an overall decline in the U.S. real estate market."

Kravets did not return phone calls for comment. The company's bankruptcy attorney, Heidi Sorvino, declined to specify the amount of money involved.

The firm has secured $2 million in debtor-in-possession financing, Sorvino said. "They have a ton of business in the pipeline," she said. Under Chapter 11, a company is protected from creditors while it designs a plan to repay debt.

In its filing with the U.S. Bankruptcy Court for the Southern District of New York, the company listed assets of $250,000 and liabilities of $4 million. The documents also show a negative net cash flow of $215,664 over the next 30 days.

The two largest unsecured creditors listed were JPMorgan Chase Bank, with a loan of $650,000, and New York-based Miller Advertising Agency, with trade debt of $699,000.

Good, 52, was found Jan. 5 behind the wheel of his Jaguar in a Kane County forest preserve with a self-inflicted gunshot wound to the head. No note was found.

A month before Good's suicide, he acknowledged the challenging conditions of the commercial real estate market.

The firm, known nationally for its auctions, was founded by Steven
Added on Apr. 26 2009
Dillon Real Estate writes:
We caught up with real estate expert Kenneth Rosen while he was headed to Washington, D.C., last week. He planned to meet with officials there to discuss his ideas for dealing with the housing crisis.

One of his missions is to help Californians who are neglected in the federal government's current homeowner assistance plans because of the higher home values and consequent larger mortgages common in the Golden State.

Rosen, an economist and widely quoted expert on real estate issues, is worth a listen. Way back in 2002, for example, he told The New York Times he thought there was a debt bubble building. People were buying homes on the theory that prices would only continue to rise, he warned, and borrowing as never before, putting themselves in a precarious position.

His Rosen Consulting Group in Berkeley does real estate and regional economics research for major banks, insurance companies and real estate investors. He is an emeritus professor at the University of California-Berkeley's Haas School of Business and chairman of its Fisher Center for Real Estate and Urban Economics.

Q You've been critical of the administration's housing plans. What's the problem, as you see it?

A I'm not critical. They've made a good first step. They could make it more useful if they made some changes.

One of the changes I'd like to see is for them to address the
Added on Apr. 26 2009
Dillon Real Estate writes:
Real-estate investor shares thoughts on new appraisal policy


Economists and real-estate agents are counting on homeowner affordability to stabilize California's housing market mess, but Bruce Norris couldn't disagree more.

Owner of The Norris Group, a Riverside-based real-estate investor and financial broker for other real-estate investors, Norris says it's not what a home shopper "can afford to pay" that's key in turning this market around - it's what they're "willing to pay."

He's bucking the popular belief that a 5percent or 10percent price drop on Inland Empire home values will usher in the market's bottom.

Think 20 percent or maybe more, he said.

"It's because of the 1004 MC form," Norris said Thursday while sitting in his board room chair, tapping his finger authoritatively on the table. "It's very dangerous."

This "market conditions addendum" for appraisers to use - enforced April 1 by the mostly government-owned mortgage investors Fannie Mae and Freddie Mac and loan insurer Federal Housing Administration - might thrust the economy's fragile mortgage system from its depressed state to something much worse, Norris argues.

Here's the skinny, according to the 28-year street-smart real-estate veteran:

An appraiser usually pegs a property's value based on similar values in the neighborhood, and foreclosures have been dragging neighborhood values down.

But the new addendum says a house must be appraised at the neighborhood's median home value instead of market
Added on Apr. 26 2009
Dillon Real Estate writes:
One of my neighbors had her townhouse on the market for eight months before it sold," said Pascale, who works in the patient-accounts department of Main Line Health Systems. "So I figured that's what would happen to me."

As she debated whether to add her three-bedroom, 21/2-bath home to the region's long list of available properties, Pascale called her longtime friend Debbi Wright.

Then a newly minted real estate agent, Wright had sold Pascale the townhouse in 1992, when it was brand new.

"We were longtime coworkers in another life," said Wright - which means, Pascale said, that "we worked together for several years at Riddle Memorial Hospital," now part of Main Health Systems.

Wright, an agent in Weichert Realtors' Chadds Ford office, looked at the recent comparable sales and came up with the asking price. Pascale agreed.

Though price is the object in today's market, a home's condition is equally important.

"I bought it when it was new, I painted the interior, did some stenciling, and kept up with routine maintenance," Pascale said about her house, which Wright described as "spotless."

The property had a lot of other things going for it, including central air conditioning and a full basement.

The photographs on the Trend Multiple Listing Service show a light, bright, and airy model of good taste and cleanliness, a spacious kitchen with maple cabinetry and a pass-through to the dining room, and sliding glass doors opening from the living room onto a deck with a view of woods.

The townhouse had three showings. The first people to see it - young, first-time buyers, who, Pascale said, plan to use the $8,000 tax credit available to them - offered full price, with the 3 percent seller assist. Closing is May 29.

Meanwhile, having done everything right in selling her house, Pascale is preparing an offer for a single in Aston that is going for $219,900.

"I hope I can buy something by the end of May," she said, "or else I'll have to depend on the kindness of my relatives."
Added on Apr. 26 2009
Dillon Real Estate writes:
Once you scrape away all the doom and gloom associated with today's real estate market, you can, indeed, find a success story or two. Like Doris Pascale's.

She sold her townhouse in Aston, Delaware County, in just 13 days and got her full asking price - $214,900, with a 3 percent seller-assist.

The shock is still wearing off, said Pascale, 54, who is scrambling now to find a new house to trade up to.

That is a problem a lot of sellers in this buyer's market wish they had.

"I love this house, but I've also wanted to buy a single for a long time," Pascale said. "Prices have been dropping for the last year, and this is the time to buy."

Given the time most houses are spending on the market these days, Pascale estimated that the 1,632-square-foot place she bought as a first-timer 17 years ago would linger for five or six months.

When she looked around her neighborhood, she saw a lot of properties like hers for sale, and few buyers.
Added on Apr. 26 2009
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